14 December 2009 · Minister for Infrastructure via Chief Executive I. T. Thompson following Inspector's recommendation
Carrera, Sir Georges Bridge, Abbeylands, Isle Of Man, IM4 5eh
The proposal involved significant alterations and extensions to an existing large bungalow of non-traditional design in a rural area, more than doubling its area by adding a first floor over part of the building, using natural stone and improved elevational design.
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The Senior Planning Officer refused the application on 9 December 2009 as the proposed increase in mass and height of the non-traditional dwelling would result in greater visual impact on the countrys…
Housing Policy 16
Restricts extensions to non-traditional dwellings in countryside where they increase public-viewed impact. Officer found proposal breached this due to increased mass/height despite screening; Inspector disagreed, citing limited views from topography/trees and marginal increase over approved fallback, making it not damaging to rural character.
Policy O/RES/P/21 of the Onchan Local Plan (Planning Circular 1/2000)
Supports extensions/alterations to residential property if appropriate in scale, massing, design, appearance and neighbour impact. Appellants argued it applied (pre-dating Strategic Plan); Inspector noted it but prioritised newer HP16, finding proposal acceptable relative to fallback.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to the information shown on drawings No. 09058801, 09058802, 09058803, 09058804 and 09058805 date stamped 9 October 2009.
recommend that the application be approved; nothing further to add or detract from their views
Do not oppose has no traffic management, parking or road safety implications
Highways Division do not oppose the application due to no traffic, parking or road safety implications. Onchan District Commissioners recommend approval and have nothing further to add on appeal.
Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implications
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.; The Commissioners have nothing further to add or detract from their views made at the initial stage that the application be approved.
Onchan District Commissioners
SupportThe Commissioners have nothing further to add or detract from their views made at the initial stage that the application be approved.
The original application 09/01657/B for alterations, extension and first floor creation at Carrera was refused under delegated powers by Senior Planning Officer for increasing mass and height with greater impact on the countryside contrary to Housing Policy 16. Appellants argued the site is well-screened, proposal is marginally larger than extant approved schemes (02/00240/B and 04/00560/B) with better design using natural stone, and previous officer found similar extensions not publicly visible. Council defended refusal citing increased visual impact on countryside despite prior approvals. Inspector conducted site visit, found limited public views due to screening and topography, proposal only slightly larger than implementable fallback position with design improvements, and not damaging to rural character. Appeal allowed with conditions.
Precedent Value
Extant permissions with commencement create strong fallback; marginal increases over approved schemes with design enhancements likely to succeed if public views limited by screening. Future applicants should document prior approvals, provide scaled comparisons, and emphasise site-specific visibility.
Inspector: Neil A C Holt TD BArch(Hons) DipTP DipCons RIBA MRTPI
